HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 05/19/2025
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6689
970.224.6134 - fax
fcgov.com
February 21, 2025
Mike Hutsell
MH Design
2312 Northridge Court
Fort Collins, CO 80521
Re: ADU at 609 S Meldrum St
Description of project: This is a request to build an Accessory Dwelling Unit (ADU) at
609 S. Meldrum St. (parcel # 9714111014). The applicant is requesting to build an ADU
and garage to the rear of the existing home. Access can be take from S Meldrum St from
the east. The site is approximately 0.13 mi south of E Mulberry St and approximately 0.30
mi west of S College Ave. The property is located in the Old Town District, High (OT-C)
zone district and is subject to a Basic Development Review (BDR).
Please see the following summary of comments regarding ADU at 609 S Meldrum St. The
comments offered informally by staff during the Conceptual Review will assist you in preparing
the detailed components of the project application. Modifications and additions to these
comments may be made at the time of formal review of this project. If you have any questions
regarding these comments or the next steps in the review process, please contact your
Development Review Coordinator, Seth Goldstein via email at sgoldstein@fcgov.com.
Comment Summary
Development Review Coordinator
Contact: Seth Goldstein sgoldstein@fcgov.com
1. I will be your primary point of contact throughout the development review and permitting
process. If you have any questions, need additional meetings with the project reviewers, or
need assistance throughout the process, please let me know and I can assist you and your
team. Include me in all email correspondence with other reviewers and keep me informed
of any phone conversations. Thank you!
2. The proposed development project is subject to a Basic Development Review. The
decision maker for your project will be the Director of Community Development and
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Neighborhood Services, or their designee.
The proposed development project is subject to a Basic Development Review (BDR).
Notice will be mailed This review is an internal administrative process, and the Director
(or their designee) will make the final decision without a public hearing.
The proposed development project is subject to a Basic Development Review (BDR).
NOTICE This means that an internal administrative process is used to approve the
development plan, and the final decision will be made by the Director, or their designee.
There will be no public hearing, and once the Director issues a decision, the review
process is considered complete.
3. I will provide you a roadmap specific to your development review project, helping to identify
each step of the process. For more detailed process information, see the Development
Review Guide at www.fcgov.com/drg. This online guide features a color coded flowchart
with comprehensive, easy to read information on each step in the process. This guide
includes links to just about every resource you need during development review.
4. I will provide a Project Submittal Checklist to assist in your submittal preparation. Please
use the checklist in conjunction with this comment letter and the Submittal Requirements
located at: http://www.fcgov.com/developmentreview/applications.php.
If you have questions regarding items in the checklist, or the applicability of an item to your
project, please reach out to me.
5. As part of your submittal, a response to the comments provided in this letter is required.
The final letter is provided to you in Microsoft Word format. Please use this document to
insert responses to each comment for your submittal, using a different font color.
Provide a detailed response for any comment asking a question or requiring an action.
Any comment requesting a response or requiring action by you with a response of noted,
acknowledged etc. will be considered not addressed. You will need to provide references
to specific project plans, pages, reports, or explanations of why comments have not been
addressed [when applicable].
6. Correct file naming is required as part of a complete submittal. Please follow the
Electronic Submittal Requirements and File Naming Standards found here:
https://www.fcgov.com/developmentreview/files/electronic-submittal-requirements-and-file-naming-standards_v1_8-1-19.pdf?173646
3712
File names should have the corresponding number, followed by the file type prefix, project
information, and round number.
For example: 2_SITE PLAN_Project Name_FDP_Rd1.
A list of numbers and prefixes for each file can be found at the link above.
7. All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers.
Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s.
AutoCAD turns drawing text into comments that appear in the PDF plan set, and these
must be removed prior to submittal as they can cause issues with the PDF file.
The default setting is "1" ("on") in AutoCAD. To change the setting and remove this
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feature, type "EPDFSHX" (version 2016.1) or “PDFSHX (version 2017 and newer) in the
command line and enter "0". Read this article at Autodesk.com for more on this topic:
https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarticles/sfdcart
icles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html
8. The request will be subject to the Development Review Fee Schedule:
https://www.fcgov.com/developmentreview/fees.php.
I will provide an estimate of the initial fees to begin the development review process based
on your Conceptual Review Application. As noted in the comments, there are additional
fees required by other departments, and additional fees at the time of building permit. The
City of Fort Collins fee schedule is subject to change – please confirm these estimates before submitting.
Development Review Application Fees will be due at time of the project being submitted
for formal review. If you have any questions about fees, please reach out to me.
9. Payments can be made by check, debit/credit card or eCheck.
If paying by check, make payable to “City of Fort Collins”. This is accepted at the
Development Review Center, 281 N College Ave, Fort Collins, CO 80524, by mail or can
be placed in the blue drop box located at the northwest side of the building. Please mark it
to the attention of your Development Review Coordinator and reference the project it is associated with.
If paying by debit/credit card or eCheck, please go to fcgov.com/CitizenAccess, select
Planning/Development Review and search by inputting your project's information*.
• Debit/Credit card payments include a convenience fee of 2% + $0.25 added to all
payments under $2,500.00, and 2.75% added to all payments over $2,500.00.
• ECheck payments include a convenience fee of $0.50 added to all payments between $0.00 - $99,999.99.
*Please advise your Development Review Coordinator as to which payment method will
be used. If choosing to pay online, your Development Review Coordinator will provide you
with the project information when the fees are available to be paid.
10. Submittals are accepted any day of the week, with Wednesday at noon being the cut-off
for routing the same week. Upon initial submittal, your project will be subject to a
Completeness Review. Staff has until noon that Friday to determine if the project contains
all required checklist items and is sufficient for a round of review. If complete, a formal
Letter of Acceptance will be emailed to you and the project would be officially routed with
its initial round of review, followed by a formal meeting. Please check with me, your
Development Review Coordinator, regarding review timelines.
As you are preparing to submit your formal plans, please notify me with an anticipated
submittal date. Applications and plans are submitted electronically to me by email or
secured file sharing applications.
Pre-submittal meetings can be beneficial to ensure you have everything for a complete
submittal. Please reach out and I will assist in those arrangements.
11. Upon the scheduling of a Neighborhood Meeting, or initial review of the formal
Development Review Application, a Development Review sign will be posted on the
property. This sign will be posted through the final decision and appeal process. A request
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for the removal of signs will be made by your Development Review Coordinator at the appropriate time.
12. Once your project has been formally reviewed by the City and you have received
comments, please resubmit within 180 days, approximately 6 months, to avoid the
expiration of your project.
Planning Services
Contact: Kayla Redd kredd@fcgov.com 970-224-6086
1. ZONING
The property is located in the Old Town District, High (OT-C) zone district and is subject to
the requirements of Article 2.1.6 of the Fort Collins Land Use Code (LUC). The OT-C
subdistrict is intended for areas that are a transition between Downtown, the CSU
campus, and adjacent neighborhoods. There is also the accompanying Westside
Neighborhood Subarea Plan which guides the overall design of your project. Based on
the information provided in the Conceptual Review, an Accessory Dwelling Unit (ADU) is
subject to a Basic Development Review (BDR).
2. LAND USE CODE
This development proposal will be subject to all applicable standards of the Fort Collins
Land Use Code (LUC), including Article 5 General Development Standards. The entire
LUC is available for your review on the web at
https://www.fcgov.com/planning-development-services/files/article-5-general-development
-and-site-design.pdf?1721227500.
3. ADU STANDARDS
The City of Fort Collins regulations have recently been updated to come into compliance
with Colorado House Bill 24-1152. Find City Council's Ordinance here:
https://records.fcgov.com/OrdRes/DocView.aspx?id=20424290&dbid=0&repo=FortCollins.
4. REASONABLE ACCOMODATION REQUEST
This project has requested reasonable accommodation for the proposed housing. Please
review the overall process and requirements for the request in Division 6.15 as you consider your project.
5. HEIGHT
The maximum height for a detached ADU is 24' and the maximum wall height along an
interior side lot line is 13'. The proposed ADU is shown to be 26'6". If the maximum floor
area standard for the garage cannot be met due to the accessibility and accommodation
needs of the applicant, a case will need to be provided in the reasonable accommodation
request to demonstrate the need(s) (i.e., modeling, spatial dimensions of equipment,
mechanics of use, limitations of 24' building height, etc.). The justification presented in the
application for a reasonable accommodation to this standard will require greater detail.
Please see the Reasonable Accommodation Request as part of this application.
6. ACCESSORY STRUCTURE - FLOOR AREA
The maximum floor area for an accessory building in the OT zone district is 600 sqft. The
proposed garage is shown to be 640 sqft. If the maximum floor area standard for the
garage cannot be met due to the accessibility and accommodation needs of the
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applicant, a case will need to be provided in the reasonable accommodation request to
demonstrate the need(s) (i.e., modeling, spatial dimensions of equipment, mechanics of
use, limitations of 600 sqft, etc.).
Please see the Reasonable Accommodation Request as part of this application.
7. FLOOR AREA - REAR LOT AREA
The project is subject to the rear lot floor area standards of the OT-C zone district which
allow a maximum of 33% of floor area of the rear 50% lot area. Please consider this
requirement with the addition of the primary dwelling and the garage. All floor area of the
ADU is excluded in the calculations (see Section 2.1.6).
Please see the Land Use Table on Planning Sheet P1.0.
8. WALKWAY
Please provide a connecting walkway from the ADU to a street sidewalk (LUC Section
5.3.2.D). The address for the ADU shall be posted to be visible from the intersection of
the connecting walkway and public right of way.
A 3 ft concrete sidewalk is proposed on the civil plans between the Meldrum sidewalk and the ADU ramp. An ADU address
sign is proposed at the intersection of the connecting walkway and right-of-way.
9. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a
Modification of Standard Request will need to be submitted with your formal development
proposal. Please see Division 6.8 of the LUC for more information on criteria to apply for
a Modification of Standard.
Department: Historic Preservation
Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250
1. NO HISTORIC REVIEW REQUIRED:
This proposal does not require historic review because there are no designated historic
resources on the site and the nature of the project does not impact any historic
resources that may lie on the development site or within 200 feet of the site.
Department: Engineering Development Review
Contact: Sophie Buckingham sbuckingham@fcgov.com
1. INFORMATION: Before a building permit is issued, the City's Right-of-Way inspector will
inspect the public sidewalk adjacent to the property to determine if the sidewalk meets
ADA standards. Any portions of the sidewalk that do not meet ADA standards will need
to be reconstructed by the property owner before the City will issue the building permit.
2. INFORMATION: If any easements dedications are required for the project, please follow
the instructions at http://www.fcgov.com/engineering/devrev.php.
3. INFORMATION: Larimer County Road Impact Fees and Transportation Capital
Expansion Fees are due before issuance of building permit. For more information,
please visit https://www.fcgov.com/engineering/tcef.php.
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4. INFORMATION: Any damaged curb, gutter and sidewalk existing before construction, as
well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to
construction of this project, must be replaced or restored to City of Fort Collins
standards at the Developer's expense before the acceptance of completed
improvements and/or before the issuance of the first Certificate of Occupancy.
5. INFORMATION: All fences, barriers, posts or other encroachments within the public
right-of-way are only permitted upon approval of an encroachment permit. Applications
for encroachment permits shall be made to the Engineering Department for review and
approval before installation. Encroachment items shall not be shown on the site plan as
they may not be approved, need to be modified or moved, or if the permit is revoked
then the site/ landscape plan is in non-compliance.
6. INFORMATION: In regard to construction of this site, the public right-of-way shall not be
used for staging or storage of materials or equipment associated with the Development,
nor shall it be used for parking by any contractors, subcontractors, or other personnel
working for or hired by the Developer to construct the Development. The Developer will
need to find a location(s) on private property to accommodate any necessary staging
and/or parking needs associated with the completion of the Development. Information
on the location(s) of these areas will be required to be provided to the City as a part of
the Development Construction Permit application.
7. INFORMATION: Any bike parking that is required for the project cannot be placed within
the right-of-way, and if it is placed just behind the right-of-way, it needs to be placed so
that when bikes are parked, they do not extend into the right-of-way.
Department: Traffic Operations
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
1. INFORMATION: The addition of a single accessory dwelling unit on this property would
not trigger the requirement for a formal transportation impact study according to the City
of Fort Collins guidelines in chapter 4 of the Larimer County Urban Area Street
Standards. TIS waived.
Department: Erosion Control
Contact: Andrew Crecca acrecca@fcgov.com
1. Information Only:
This project is located within the City's MS4 boundaries and is subject to the erosion
control requirements located in the Fort Collins Stormwater Criteria Manual (FCSCM),
Chapter 2, Section 6.0. A copy of those requirements can be found at www.fcgov.com/erosion
Based upon this project type, Conceptual Development Reviews (CDRs) & Preliminary
Design Reviews (PDRs) alone do not trigger erosion control requirements. Please be
aware that future submittals or planned work will be evaluated based upon the submittal
requirements of FCSCM and may require Erosion Control Materials including Plans,
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Reports, Escrow Calculations and Inspection Fees.
Department: Stormwater Engineering
Contact: Derek Lutz dlutz@fcgov.com 970-221-6339
2. Master plan and criteria compliance (site specific comment):
The design of this site must conform to the drainage basin design of the Old Town
Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual (FCSCM).
The stormwater criteria manual is available on our website here:
https://www.fcgov.com/utility-development
The site has been designed to the required criteria.
3. Documentation requirements (site specific comment):
A drainage letter and construction plans (site plan, grading & drainage plan, and utility
plan) are required and must be prepared by a Professional Engineer registered in the
State of Colorado. These must document the existing and proposed drainage patterns,
identify where site runoff is going (stormwater outfall), address any need to mitigate
additional runoff directed onto adjacent properties (in some cases offsite easements
are required), and tabulate the final site impervious areas.
A drainage memo and construction plans have been provided with this submittal. The existing and proposed drainage
patterns are presented in the drainage exhibit (Utility Plan sheet 6). A concrete valley pan and drainage swale are proposed
along the southern property line to direct site drainage towards Meldrum right-of-way. A drainage swale and small
retaining wall is proposed along the northern property line to direct site stormwater away from the adjacent private
property into either the alley or Meldrum right-of-way. The final site impervious areas have been tabulated and are
presented on Utility Plan sheet 6 and within the drainage memo.
4. Alley Drainage (special case):
Drainage into alleys can be problematic, causing damage to downstream and
neighboring properties. As part of any construction with this development, a drainage
analysis will need to be completed by a Civil Engineer addressing any additional
drainage created by the development and may be required to show how conveyance of
site drainage is conveyed to an adequate public facility without impacting downstream properties.
A drainage analysis of the alley is provided within the drainage memo. The alley has been improved with asphalt and a
concrete valley pan, which effectively routes stormwater flows into West Myrtle Street right-of-way without negatively
impacting adjacent private property.
5. Stormwater outfall (site specific comment):
The stormwater outfall options for this site appear to be the public right-of-way of S. Meldrum Street.
Most of the site will be directed at minimum slopes towards Meldrum Street right-of-way. A portion of the ADU and its side
yard shall be directed towards the alley.
6. Stormwater Quality requirements for single family lots only (standard comment):
If the improvements create or modify greater than 1,000 square feet of impervious area,
stormwater quality treatment will need to be provided for the new or modified impervious
areas. In this case disconnection of impervious areas and directing the down spouts
into landscaped areas are two acceptable methods. Low Impact Development (LID)
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methods, such as rain gardens and permeable pavers, may also be options.
Where possible, impervious areas and downspouts shall be routed into pervious areas with landscaping to allow for
project stormwater infiltration and increased water quality with site runoff.
7. Imperviousness documentation (standard comment):
The existing and proposed impervious areas need to be documented in the drainage
report. Drainage requirements and development fees are based on the new impervious
area. An exhibit showing the existing and proposed impervious areas with a table
summarizing the areas is required with the first project submittal.
The existing and proposed site impervious areas have been tabulated and are presented on Utility Plan sheet 6 and within
the drainage memo.
8. Fees (standard comment):
The 2025 city wide Stormwater development fee (PIF) is $12,012/acre ($0.2758/ sq. ft.)
of new impervious area over 350 square feet. No fee is charged for existing impervious
area. This fee is to be paid at the time each building permit is issued. Information on fees can be found at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo
pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 or
UtilityFees@fcgov.com for questions on fees.
9. Offsite Stormwater Flows (standard comment):
The development will need to accept and pass any existing offsite flows.
Based on field survey and a site visit, there are minimal offsite flows draining onto the site from the adjacent property to
the south. These flows shall be directed into the southern property line drainage swale, which flows east into Meldrum
right-of-way. The adjacent alley drains away from the site.
Department: Water-Wastewater Engineering
Contact: Derek Lutz dlutz@fcgov.com 970-221-6339
1. Water and Wastewater Criteria Manual (standard comment):
The design of this development must follow City of Fort Collins Utilities Water and
Wastewater Design Criteria, Specifications, and Details. These manuals are available on this website:
https://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulations/
The site has been designed to the required criteria.
2. Existing Water Infrastructure (site specific comment):
There is an existing 8-inch water main in S. Meldrum Street with an existing 3/4-inch water service to the site.
A ¾” water service line is proposed to be extended between the existing house and the ADU.
3. Existing Wastewater Infrastructure (site specific comment):
There is an existing 8-inch wastewater main in S. Meldrum Street with an existing wastewater service to the site.
A 4” sewer service line is proposed to be extended between the existing house and the ADU.
4. Service abandonment (standard comment):
Any existing water and wastewater services that are not planned to be reused with this
project will be required to be abandoned at the main.
The existing water and wastewater services will continue to be used for this project.
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5. Water conservation (standard comment):The water conservation standards for landscape and irrigation will
apply. Information on these requirements can be found at: https://www.fcgov.com/utilities/watercode
The property owner shall adhere to the water conservation standards for landscape and irrigation.
6. Fees (standard comment):
New or upgraded water and wastewater services will require development and water
supply requirement (WSR) fees, these are paid at building permit. Please contact our
Utility Fee and Rate Specialists at (970) 416-4252 or UtilityFees@fcgov.com for more
information or questions. Information on fees can also be found at:
www.fcgov.com/development-fees
The proposed development will not require new or upgraded water and wastewater services.
7. Utility Separations (standard comment):
For your reference, minimum water and wastewater service separations are:
> 10-ft min. between water and wastewater services.
> 6-ft min. between trees and water or wastewater services.
> 4-ft min. between shrubs and water or wastewater services.
> 10-ft min. between storm-drain pipes and other utilities.
> Service lines of the same type may be joint trenched with 3-ft of separation
Other utilities, such as gas, electric, and communications will also have spacing
requirements and will need space on the site. Last, please remember that there may be
service lines on the adjacent properties for which clearances also need to be
maintained. Please contact Water Utilities Engineering at (970)224-6191 or
WaterUtilitiesEng@fcgov.com to coordinate utility layout.
All minimum separations are proposed on Utility Plan sheet 3. Several trees will be removed along the southern property
line to facilitate adequate site drainage. Electric, fiber optic, and gas are proposed to be within a joint trench along the
southern property line.
8. Accessory Structure and Additional Dwelling Unit (standard comment):
Fort Collins Utilities allows the water and/or wastewater services from an existing
structure to be extended to one (1) accessory structure. This requires a covenant
agreement for the property such that the lot may not be subdivided in a manner that the
additional structure would become on a separate lot. If the accessory structure is an
Additional Dwelling Unit (ADU), such as a “carriage house,” then additional water and
wastewater fees will be required. If you have any questions about what is allowed,
please contact Water Utilities Development Review.
A ¾” water service line and 4” sewer service line are proposed to be extended between the existing house and the ADU.
Department: Light & Power
Contact: Austin Kreager akreager@fcgov.com 970-224-6152
1. INFORMATION ONLY:
The existing electric service to the home is coming in to the property from the alley to the
west. It is likely that the proposed ADU would be in conflict with this service wire and the
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wire would need to be relocated.
The existing electric service was located by PRIMO Locating Services and surveyed by Majestic Surveying. Due to being
located beneath the proposed structure, the service line is proposed to be relocated along the southern property line.
2. INFORMATION ONLY:
The ADU would be required to be individually metered. The meter location will need to
be coordinated with Light and Power. Please refer to Section 8 of the Electric Service
Standards for addition requirements for metering. A link has been provided below.
https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FIN
AL_18November2016_Amendment.pdf
The proposed ADU meter location is shown on Utility Plan sheet 3 at the southwest corner of the new building.
3. INFORMATION ONLY:
Light and Power would like to remind you that all of our facilities must have a ten foot
clearance away from all water, wastewater, and storm sewer facilities. We also require
a three foot clearance away from all other utilities with the exception of communication lines.
A 10 ft minimum clearance is shown between the electrical services lines and the water and sewer services. A 3 ft
minimum clearance is shown between the electric services lines and the gas service. The electric services shall share a
trench with the Connexion fiber optic line.
4. INFORMATION ONLY:
Any existing electric infrastructure that needs to be relocated as part of this project will
be at the expense of the developer. Please coordinate relocations with Light and Power Engineering.
Applicants acknowledge that relocating the existing electrical service will be at their expense.
5. INFORMATION ONLY:
Electric capacity fees, development fees, building site charges and any system
modification charges necessary to feed the site will apply to this development. Please
contact me to discuss development fees or visit the following website for an estimate of
charges and fees related to this project:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees
6. INFORMATION ONLY:
The City of Fort Collins now offers gig-speed fiber internet, video and phone service.
Contact John Stark with Fort Collins Connexion at 970-207-7890 or jstark@fcgov.com
for commercial grade account support, RFPs and bulk agreements.
7. INFORMATION ONLY:
For additional information on our renewal energy programs please visit the website
below or contact Brian Tholl (btholl@fcgov.com).
https://www.fcgov.com/utilities/business/go renewable
8. INFORMATION ONLY:
You may contact Austin Kreager with project engineering if you have questions. (970)
224-6152. You may reference Light & Power ’s Electric Service Standards at:
https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards.pdf?1645038437
You may reference our policies, development charge processes, and use our fee
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estimator at http://www.fcgov.com/utilities/business/builders-and-developers.
Department: Environmental Planning
Contact: Clint Anders canders@fcgov.com
1. INFORMATION: City of Fort Collins Land Use Code [Article 5.10.1 (E)(3)] requires that,
to the extent reasonably feasible, landscapes be designed to incorporate water
conservation materials and techniques. This includes use of low-water-use plants and
grasses, and a reduction on non-functional turf areas. Native plants and wildlife-friendly
plants are also encouraged. Please refer to the Fort Collins Vegetation Database at
https://www.fcgov.com/vegetation/ and the Natural Areas Department’s Native Plants
document for guidance on native plants:
http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf.
2. INFORMATION: The City of Fort Collins is designated as a bird sanctuary for the refuge
of wild birds per the Fort Collins Charter (Chapter 4, Division 8 - Wild Birds). In order to
satisfy the federal Migratory Bird Treaty Act requirements, it is prohibited for any person
at any time in the City to abuse or injure any wild bird or damage a nest with eggs or
injure the young of any such bird. If tree removal or trimming is planned, please include
the following note on the tree mitigation plan and landscape plan, as appropriate:
"IN ACCORDENCE WITH THE MIGRATORY BIRD TREATY ACT, NO TREES SHALL
BE REMOVED DURING THE SONGBIRD NESTING SEASON (FEBRUARY 1 TO
JULY 31) IF NO ACTIVE NESTS EXIST ON THE PROJECT SITE, TREE MITIGATION
PLANS MAY BE EXECUTED WITH THE ISSUENCE OF A DEVELOPMENT
CONSTRUCTION PERMIT. IF ACTIVE NESTS ARE FOUND, STOP WORK AND
COORDINATE WITH RELEVANT STATE AND FEDERAL REPRESENTATIVES TO
DETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND
CONSTRUCTION APPLY."
Department: Forestry
Contact: Malesa Plumley mplumley@fcgov.com
1. Please consider preserving as many existing trees onsite as possible with the
construction of this project. Please consider the following tree protection notes for any
remaining trees as you go forward with your project:
TREE PROTECTION NOTES:
1. ALL EXISTING TREES WITHIN THE LIMITS OF THE DEVELOPMENT AND
WITHIN ANY NATURAL AREA BUFFER ZONES SHALL REMAIN AND BE
PROTECTED UNLESS NOTED ON THESE PLANS FOR REMOVAL.
2. WITHIN THE DRIP LINE OF ANY PROTECTED EXISTING TREE, THERE SHALL
BE NO CUT OR FILL OVER A FOUR-INCH DEPTH UNLESS A QUALIFIED
ARBORIST OR FORESTER HAS EVALUATED AND APPROVED THE DISTURBANCE.
3. ALL PROTECTED EXISTING TREES SHALL BE PRUNED TO THE CITY OF
FORT COLLINS FORESTRY STANDARDS. TREE PRUNING AND REMOVAL SHALL
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BE PERFORMED BY A BUSINESS THAT HOLDS A CURRENT CITY OF FORT
COLLINS ARBORIST LICENSE WHERE REQUIRED BY CODE.
4. PRIOR TO AND DURING CONSTRUCTION, BARRIERS SHALL BE ERECTED
AROUND ALL PROTECTED EXISTING TREES WITH SUCH BARRIERS TO BE OF
ORANGE FENCING A MINIMUM OF FOUR (4) FEET IN HEIGHT, SECURED WITH
METAL T- POSTS, NO CLOSER THAN SIX (6) FEET FROM THE TRUNK OR
ONE-HALF (½) OF THE DRIP LINE, WHICHEVER IS GREATER. THERE SHALL BE
NO STORAGE OR MOVEMENT OF EQUIPMENT, MATERIAL, DEBRIS OR FILL
WITHIN THE FENCED TREE PROTECTION ZONE.
5. DURING THE CONSTRUCTION STAGE OF DEVELOPMENT, THE APPLICANT
SHALL PREVENT THE CLEANING OF EQUIPMENT OR MATERIAL OR THE
STORAGE AND DISPOSAL OF WASTE MATERIAL SUCH AS PAINTS, OILS,
SOLVENTS, ASPHALT, CONCRETE, MOTOR OIL OR ANY OTHER MATERIAL
HARMFUL TO THE LIFE OF A TREE WITHIN THE DRIP LINE OF ANY PROTECTED
TREE OR GROUP OF TREES
6. NO DAMAGING ATTACHMENT, WIRES, SIGNS OR PERMITS MAY BE
FASTENED TO ANY PROTECTED TREE.
7. LARGE PROPERTY AREAS CONTAINING PROTECTED TREES AND
SEPARATED FROM CONSTRUCTION OR LAND CLEARING AREAS, ROAD
RIGHTS-OF-WAY AND UTILITY EASEMENTS MAY BE "RIBBONED OFF," RATHER
THAN ERECTING PROTECTIVE FENCING AROUND EACH TREE AS REQUIRED IN
SUBSECTION (G)(3)
ABOVE. THIS MAY BE ACCOMPLISHED BY PLACING METAL T-POST STAKES A
MAXIMUM OF FIFTY (50) FEET APART AND TYING RIBBON OR ROPE FROM
STAKE- TO-STAKE ALONG THE OUTSIDE PERIMETERS OF SUCH AREAS BEINGCLEARED.
8. THE INSTALLATION OF UTILITIES, IRRIGATION LINES OR ANY UNDERGROUND
FIXTURE REQUIRING EXCAVATION DEEPER THAN SIX (6) INCHES SHALL BE
ACCOMPLISHED BY BORING UNDER THE ROOT SYSTEM OF PROTECTED
EXISTING TREES AT A MINIMUM DEPTH OF TWENTY-FOUR (24) INCHES. THE
AUGER DISTANCE IS ESTABLISHED FROM THE FACE OF THE TREE (OUTER
BARK) AND IS SCALED FROM TREE DIAMETER AT BREAST HEIGHT AS
DESCRIBED IN THE CHART BELOW:
Tree Diameter at Breast Height (inches) Auger Distance From Face of Tree (feet)
0-9 5
10-14 10
15-19 12
Over 19 15
9. ALL TREE REMOVAL SHOWN SHALL BE COMPLETED OUTSIDE OF THE
SONGBIRD NESTING SEASON (FEB 1 - JULY 31) OR CONDUCT A SURVEY OF
TREES ENSURING NO ACTIVE NESTS IN THE AREA.
Tree protection notes have been added to Utility Plan sheets 3 and 4.
2. Will there be any construction disturbance or impacts to the city right of way (including
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updates to irrigation/installation of utilities to service the additional dwelling unit)? If there
will be impacts with this proposal you will need to coordinate with forestry
(mplumley@fcgov.com) to make sure that the trees in the right of way are protected from
damage. Damage to city owned trees can result in fines up to the full appraised value of the tree.
Aside from a sidewalk connection and concrete valley pan, no construction is planned within Meldrum Street right-of-way.
Department: Fire Authority
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
1. FIRE APPARATUS ACCESS – IFC 503.1.1
Fire access is required to within 150 feet of all exterior portions of any building, or facility
ground floor as measured by an approved route around the perimeter. Any private alley,
private road, or private drive serving as a fire lane shall be dedicated as an Emergency
Access Easement (EAE) and be designed to standard fire lane specifications
When access is be measured from Myrtle or Meldrum, it is beyond the 150 ft
requirement. This distance can be extended if the new ADU contains an approved
NFPA 13D fire sprinkler system.
Fire access to the ADU shall be provided along a 3 ft concrete sidewalk connection to Meldrum Street right-of-way. This
route will exceed 150 ft in length; therefore, a NFPA 13D fire sprinkler system is proposed for the ADU.
2. FIRE LANE SPECIFICATIONS – IFC Appendix D Amendment
A fire lane plan shall be submitted for approval prior to installation. In addition to the
design criteria already contained in relevant standards and policies, any new fire lane
must meet the following general requirements:
-Fire lanes established on private property shall be dedicated by plat or separate
document as an Emergency Access Easement.
-Maintain the required 20 foot minimum unobstructed width & 14 foot minimum
overhead clearance. Where road widths exceed 20 feet in width, the full width shall be
dedicated unless otherwise approved by the AHJ.
-Access roads with a hydrant are required to be 26 feet in width.
-Additional fire lane requirements are triggered for buildings greater than 30 feet in
height. Refer to Appendix D105 of the International Fire Code.
-Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons.
-Dead-end fire access roads in excess of 150 feet in length shall be provided with an
approved turnaround area for fire apparatus.
-Dead-end fire access roads used for aerial access shall be 30 feet in width
-The required turning radii of a fire apparatus access road shall be a minimum of 25 feet
inside and 50 feet outside. Turning radii shall be detailed on submitted plans.
-Dedicated fire lanes are required to connect to the Public Way unless otherwise
approved by the AHJ.
-Fire lane to be identified by red curb and/or signage, and maintained unobstructed at all times.
-Fire lane sign locations or red curbing should be labeled and detailed on final plans.
Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing.
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Appropriate directional arrows required on all signs.
No fire lanes are proposed with this project.
3. ACCESS TO BUILDING OPENINGS – IFC 504.1
An approved access walkway leading from fire apparatus access roads to the main
egress door of the building shall be provided on this site. The walkway shall be capable
of providing access for emergency personnel and equipment.
Please provide details on site plan for the access walkway to both the existing dwelling and the ADU.
The access walkways to the existing dwelling and proposed ADU are shown on Utility Plan sheet 3.
4. PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING – IFC section 505.1.1 amendment
Where possible, the naming of private drives is usually recommended to aid in
wayfinding. New and existing buildings shall be provided with approved address
identification. The address identification shall be legible and placed in a position that is
visible from the street or road fronting the property. Address identification characters
shall contrast with their background. Address numbers shall be arabic numbers or
alphabetical letters. Numbers shall not be spelled out. The address numerals for any
commercial or industrial buildings shall be placed at a height to be clearly visible from
the street. They shall be a minimum of 8 inches in height unless distance from the street
or other factors dictate larger numbers. Refer to Table 505.1.3 of the 2021 IFC as
amended. The address numbers for one- and two-family dwellings shall be a minimum
of 4” in height with a minimum ½” stroke and shall be posted on a contrasting
background. If bronze or brass numerals are used, they shall only be posted on a black
background for visibility. Monument signs may be used in lieu of address numerals on
the building as approved by the fire code official. Buildings, either individually or part of
a multi- building complex, that have emergency access lanes on sides other than on the
addressed street side, shall have the address numbers and street name on each side that fronts the fire lane.
Additional wayfinding signage will be required in order to provide quick and efficient
wayfinding to the ADU. Please note the wayfinding signage along the proposed access
walkway on the site plan.
Two proposed ADU address identification signs are indicated on Utility Plan sheet 3.
5. WATER SUPPLY - Residential
Hydrant spacing and flow must meet minimum requirements based on type of
occupancy. A fire hydrant capable of providing 1000 gpm at 20 psi residual pressure is
required within 400 feet of any portion of a residential building as measured along an
approved path of vehicle travel. For the purposes of this code, hydrants on the opposite
side of arterial roadways are not considered accessible to the site.
The nearest existing hydrants are located at the Northeast corner of Meldrum and Myrtle
and the Northeast corner of Myrtle and Sherwood. Both appear to be within the required
distance to the proposed ADU.
6. INFORMATION – CODES AND LOCAL AMENDMENTS
Poudre Fire Authority has adopted the 2021 International Fire Code (IFC). Development
plans and building plan reviews shall be designed according to the adopted version of the fire code as amended.
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- Copies of our current local amendments can be found here:
https://www.poudre-fire.org/programs-services/community-safety-services-fire-prevention/fire-code-adoption
- Free versions of the IFC can be found here: https://codes.iccsafe.org
7. PLAN REVIEW SUBMITTAL
When you submit for your building permit though the City of Fort Collins please be
advised Poudre Fire Authority is an additional and separate submittal. The link for
Poudre Fire Authority’s plan review application can be found at
https://www.poudre-fire.org/online-services/contractors-plan-reviews-and-permits/new-b
uilding-plan-review-application.
Department: Building Code Review
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
1. A permit is required for single family house construction and shall comply with adopted
codes as amended. Current adopted codes are:
• 2021 International Residential Code (IRC) with local amendments
• Colorado Plumbing Code (currently 2021 IPC) with local amendments
• 2023 National Electrical Code (NEC) as amended by the State of Colorado
• Projects shall comply with the current adopted building codes, local amendments and
structural design criteria can be found here: https://www.fcgov.com/building/codes
• New 2024 buildings codes will be adopted in 2025.
• Please read the residential permit application submittal checklist for complete requirements.
• Snow Live Load: Ground Snow Load 35 PSF.
• Frost Depth: 30 inches.
• Wind Loads: Risk Category II (most structures):
• 140mph (Ultimate) exposure B or Front Range Gust Map published by The Structural
Engineer's Association of Colorado
• Seismic Design: Category B.
• Climate Zone: Zone 5
• Energy Code: 2021 IECC residential chapter
INFORMATIONAL ITEMS:
• 5ft setback required from property line or provide fire rated walls & openings for
non-fire sprinkled houses per chap 3 of the IRC. 3ft setback is required for fire sprinkled houses.
• Fire separation of 10ft between dwellings is required.
• Bedroom egress windows (emergency escape openings) required in all bedrooms.
• For buildings using electric heat, heat pump equipment is required.
• A passing building air tightness (blower door) test is required for certificate of occupancy.
• For projects located in Metro Districts, there are special additional code requirements
for new buildings. Please contact the plan review team to obtain the requirements for each district.
• New IRC code amendment R320 requires dwellings with habitable space on the 1st
floor must provide a visitable bathroom and path to such.
• The roof must be provided with solar-ready zones at outlined in IRC appendix RB.
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• Energy code requires short hot water supply lines by showing plumbing compactness.
Stock Plans:
When the same residential buildings will be built more than once, a stock plan design or
master plan can be submitted for a single review and then built multiple times with site
specific permits. More information can be found in our Stock Plan Guide at
fcgov.com/building/res-requirements.php.
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
1. All development plans are required to be on the NAVD88 vertical datum. Please make
your consultants aware of this, prior to any surveying and/or design work. Please contact
our office if you need up to date Benchmark Statement format and City Vertical Control
Network information.
The grading plan has been prepared based on the NAVD88 vertical datum and a City benchmark is listed on the Utility
Plans.
2. If submitting a Subdivision Plat is required for this property/project, the title/name may
not begin with addresses in numeral form. Address numbers must be spelled out.
Please contact our office with any questions.
No subdivision plat is being submitted with this project.
3. If a Subdivision Plat is required and aliquot corners are shown, current acceptable
Monument Records will be required. These are required with Round 1 submittal.
4. Closure reports will be required for all Subdivision Plats, Easements, and any other
document requiring a legal description & sketch being submitted for review. These are
required with Round 1 submittal.
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